724 - 730 Webster St · Colusa, CA 95932

$385,000

2 bd · 1.0 ba · 1,230 sqft · MultiFamily public records · 94 Days on market

Built 1950 9,583 sqft lot $313/sqft · 65% above area Est $423k · 9% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.9/30.0
• ARV discount +11.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Charming 1950 cinderblock duplex offering character, convenience, and reliable rental income. Both units are currently rented, making this an excellent opportunity for investors. The 2-bedroom, 1-bath unit features a full kitchen, dining area, and living room with a cozy fireplace, along with new central heat and air. The second unit provides a comfortable 1-bedroom, 1-bath layout. Each residence includes an attached garage with laundry hookups, and tenants can enjoy a private courtyard area perfect for outdoor relaxation. Situated in a prime location just half a block from a park and across the street from a school, this duplex offers convenience and strong rental appeal.

Key facts

• Full kitchen
• Attached garage
• Cinderblock duplex

Tags

• CINDERBLOCK DUPLEX
• FULL KITCHEN
• PRIVATE COURTYARD
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.0-bath units multifamily listed at $385k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $310/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $385k).
• Recommended offer: $350k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 1.2% in Colusa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#263 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• Colusa Unified (town): math 22% / reading 40% proficiency, ranked #321 of 517 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 57 units permitted in Colusa County in 2024 (31 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Colusa County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $108k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $280k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.55%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (median comp): $423,246
• List price: $385,000
• Delta: -9.04%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 - 1122 Oak St	0.36mi	3/1.0 (+1)	1,220 (-1%)	9mo	$265,000	$217	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $16,594
• Equity at exit: $57,405

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $116,121
• Equity at exit: $33,288

Cash invested: $107,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 95932

• Active inventory: 43
• Price-to-rent: 26.9×

Monthly cashflow live

• Estimated rent: $4,768 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$281 /mo · $3,368/yr
• Insurance: −$160
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,001
• Net cashflow: $1,240

Break-even live

Break-even rent $3,198

Max offer price $385,000

Occupancy floor 69%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$4,768
Total (4 units)			$4,768

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 14th St Colusa, CA	3.0	1.0	960	$1,800	$1.88	13d	1	0.51mi
1717 State Hwy 20 Colusa, CA	2.0–3.0	1.0–2.0	803	$950	$1.18	13d	1	0.87mi

Listing history 19 events

1. 2026-06-19
   days on market $385,000 Active 94 DOM
2. 2026-06-18
   days on market $385,000 Active 93 DOM
3. 2026-06-17
   days on market $385,000 Active 92 DOM
4. 2026-06-16
   days on market $385,000 Active 91 DOM
5. 2026-06-15
   days on market $385,000 Active 90 DOM
6. 2026-06-14
   days on market $385,000 Active 88 DOM
7. 2026-06-12
   days on market $385,000 Active 87 DOM
8. 2026-06-09
   days on market $385,000 Active 84 DOM
9. 2026-06-08
   days on market $385,000 Active 83 DOM
10. 2026-06-07
    days on market $385,000 Active 82 DOM
11. 2026-06-07
    days on market $385,000 Active 81 DOM
12. 2026-06-04
    days on market $385,000 Active 78 DOM
13. 2026-06-02
    days on market $385,000 Active 77 DOM
14. 2026-06-01
    days on market $385,000 Active 76 DOM
15. 2026-05-31
    days on market $385,000 Active 75 DOM
16. 2026-05-31
    days on market $385,000 Active 74 DOM
17. 2023-08-18
    soldstatus $280,000
18. 2020-12-21
    soldstatus $50,000
19. 2000-08-14
    soldstatus $93,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $3,368 · $281/mo
• Projected year-2 tax: $3,368 · $281/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 30 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,216
• − Mortgage interest: −$21,566
• − Property taxes: −$3,368
• − Insurance: −$2,722
• − Repairs & maintenance: −$4,577
• − Management: −$4,577
• − Depreciation: −$11,200
• Taxable income: $9,205
• Est. tax owed @ 24.0%: −$2,209
• After-tax cash flow: $12,674/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Colusa Unified
• NCES district ID: 0609570
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $49,803
• Composite: 26.94/100
• National rank: #7080
• State rank: #321 of 517 in CA

Livability — Colusa

• Score: 69/100
• State rank: #263
• US rank: #8719

Category grades

Amenities F Commute F Cost of living F Crime C Employment C+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colusa, CA
• Population (ZIP): 7,672

Population outlook (Colusa County) Hauer SSP2

• Today (2025): 21,153 people
• By 2030: 20,974 · -0.8%
• By 2040: 20,559 · -2.8%
• By 2050: 19,830 · -6.3%
• By 2075: 17,194 · -18.7%
• By 2100: 13,264 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 52% White 39% Two or more races 18% Black 3% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Russian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 23% · Canada
• Languages at home: 56% English-only · Spanish 42% Other Indo-European 1%

Political lean MEDSL · Colusa

• 2024 margin: Strong R (+28.2) · D 34.6% · R 62.9% · Other 2.5%
• 2008→2024 swing: -10.1pp toward R · 2008: -18.1pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+16.6 2016: R+13.5 2012: R+21.7 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.03%
• Current HPI: 172.0023
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+201.1% since first listed

3 events — show timeline

• 2023-08-18 Sold (Public Records) $280,000 Public Records
• 2020-12-21 Sold (Public Records) $50,000 Public Records
• 2000-08-14 Sold (Public Records) $93,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,368 · +6.1% YoY. Source: county tax records.